About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| CYAN | 10 | CCR | 2 | 06-10 | 980 | $2,680,000 | $2,736 | $2,736 | Apr 2026 | Resale |
| CYAN | 10 | CCR | 1 | 06-10 | 678 | $1,580,000 | $2,330 | $2,330 | Mar 2026 | Resale |
| CYAN | 10 | CCR | 2 | 11-15 | 980 | $2,720,000 | $2,777 | $2,777 | Feb 2026 | Resale |
| CYAN | 10 | CCR | 2 | 16-20 | 1,130 | $2,980,000 | $2,637 | $2,637 | Jan 2026 | Resale |
| CYAN | 10 | CCR | 3 | 06-10 | 1,475 | $4,200,000 | $2,848 | $2,848 | Jan 2026 | Resale |
| CYAN | 10 | CCR | 2 | 06-10 | 1,001 | $2,728,000 | $2,725 | $2,725 | Nov 2025 | Resale |
| CYAN | 10 | CCR | 3 | 01-05 | 1,453 | $3,968,000 | $2,731 | $2,731 | Sep 2025 | Resale |
| CYAN | 10 | CCR | 1 | 01-05 | 657 | $1,408,000 | $2,144 | $2,144 | Aug 2025 | Resale |
| CYAN | 10 | CCR | 4 | 21-25 | 2,077 | $5,680,000 | $2,734 | $2,734 | Jul 2025 | Resale |
| CYAN | 10 | CCR | 3 | 06-10 | 1,528 | $4,051,000 | $2,650 | $2,650 | Jun 2025 | Resale |
| CYAN | 10 | CCR | 3 | 11-15 | 1,464 | $3,870,000 | $2,644 | $2,644 | Apr 2025 | Resale |
| CYAN | 10 | CCR | 1 | 06-10 | 657 | $1,475,000 | $2,246 | $2,246 | Feb 2025 | Resale |
| CYAN | 10 | CCR | 2 | 06-10 | 1,001 | $2,605,000 | $2,602 | $2,602 | Oct 2024 | Resale |
| CYAN | 10 | CCR | 2 | 11-15 | 980 | $2,630,000 | $2,685 | $2,685 | Oct 2024 | Resale |
| CYAN | 10 | CCR | 4 | 21-25 | 1,658 | $4,450,000 | $2,685 | $2,685 | Oct 2024 | Resale |
| CYAN | 10 | CCR | 2 | 06-10 | 980 | $2,600,000 | $2,654 | $2,654 | Aug 2024 | Resale |
| CYAN | 10 | CCR | 3 | 11-15 | 1,475 | $3,750,000 | $2,543 | $2,543 | May 2024 | Resale |
| CYAN | 10 | CCR | 2 | 16-20 | 1,023 | $2,628,000 | $2,570 | $2,570 | Mar 2024 | Resale |
| CYAN | 10 | CCR | 2 | 06-10 | 1,001 | $2,551,888 | $2,549 | $2,549 | Feb 2024 | Resale |
| CYAN | 10 | CCR | 3 | 01-05 | 1,528 | $3,550,000 | $2,323 | $2,323 | Jan 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.